11-18-13 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, November 18, 2013
7 pm
1. Approval of Minutes
October 14, 2013 Regular Planning Commission Meeting
2. Informal Public Hearing — Final Plan Review— Planned Unit Development
(PUD) — The Xenia
Applicant: Slosburg Company
Address: 700 & 800 Xenia Avenue South
Purpose: To construct a 5-story, 372-unit market rate apartment building.
3. Informal Public Hearing — Minor Subdivision — 3124 Perry Avenue North and
4824 Triton Drive - A.K.A.R.E. Companies LLC, Applicant
Applicant: A.K.A.R.E. Companies LLC
Address: 3124 Perry Avenue North and 4824 Triton Drive
Purpose: To reconfigure the existing two single family residential lots into three
new single family residential lots
--Short Recess--
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
5. Other Business
• Council Liaison Report
6. Adjournment
This dacument is available in alternate formats upon a 72-hour request. Please call
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may;include large print,elactronic, Braille,�udiocassette,etc.
Regular Meeting of the
Golden Valley Planning Commission
October 14, 2013
A regular meeting of the Planning Commission was held at the Golden Valley City Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
October 14, 2013. Chair Kluchka called the meeting to order at 7 pm.
Those present were Planning Commissioners Baker, Boudreau-Landis, Cera, Kluchka,
McCarty, Segelbaum and Waldhauser. Also present was Community Development �
Director Mark Grimes, City Planner Joe Hogeboom, Finance Director S��V�rnig, Public
Works Specialist Eric Eckman and Administrative Assistant Lisa Wittm�n.
. . � f f��:�.
� 1. Approval�of�Minutes � �` �}�
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� Se tember 9, 2013 Re ular Plannin Commission Meet�in ��� ����
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� � McCarty noted several typographical errors. � ��;���
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MOVED by Segelbaum, seconded by Waldhauser and r�ts�#ions�cai�"red unanimously to
approve the September 9, 2013 minutes with th�.correctiort& McCarty pointed out.
�I�.; �
��
� 2. Presentation of Capital Improv�,ment Pro�ram ��1�4-2018 — Sue Virnig, City �
Finance Director � � `
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Sue Virnig, Finance Director, e����ined ��at fli� Capital Improvement Program (CIP) is �
a 5-year financing planning in�tr�i��n#�rt��ed to��d�ntify needed capital projects and to �
delineate the financing an�,��i�tgs ofi�ssociated projects. Because of its relationship
with the City's Compreh��sive Pl�n the:�IP is reviewed by the Planning Commission
annually. � �°° �
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Segelbaum referred to page,five �#the Financing section and noted there was a
comment regard,�ng Ta�x Incr�ment Bonds for the Golden Hills district and asked for a
status on the TIF Dhstric�x,Virnig stated that the Golden Hills district started in 1984 and
was exteri��s�.#�y spe�ial'1�,gislation to 2015 in order to pay off debt. Segelbaum � �
question�ed if�tl�is is a separate issue from the Xenia development and other
developrrien#s in;that area. Virnig stated that was correct and noted that the Xenia
de��lopment=is in a TIF district but they did not require tax increment help.
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Waldhau�e,r said she noticed some significant investments in street upgrades and
repairs for some areas targeted for future development. She asked if there are any
upgrades proposed for the I-394 corridor area. Virnig stated that the residential streets
behind the proposed 3.9.4 development were recently upgraded and noted that there
are 12 miles of streets left to complete in the entire city. Waldhauser questioned if there
will be any upgrades in the area around Xenia and Laurel. Virnig stated that the
Metropolitan Council did some sewer lining in that area and some traffic upgrades are
being considered along Xenia and Golden Hills.
Segelbaum referred to the Building section and noted that there is $100,OQ0 budgeted
for a community center needs assessment. He asked if that means the City is in the
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 2
early stages of improving Brookview Community Center. Virnig said yes, there will be a
needs study conducted.
MOVED by McCarty, seconded by Cera and motion carried unanimously to recommend
approval of the 2014-2018 Capital Improvement Program as it is consistent with the
Gomprehensive Plan.
3. Informal Public Hearing — Conditional Use Permit (CUP) — 1400 Spring Valley
Road — Boathouse — CU-135 �:�cz���,
Applicant: Scott Eastman ` ��k�, ����a �
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Address: 1400 Spring Valley Road � 9� _ �� �
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Purpose: To allow for a boathouse in the R-1 Resid�ntia{ �oning;D�istrict.
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Hogeboom explained the applicant's request to build a b��t�ous� on S�nieeney Lake. He
explained that Conditional Use Permits are typicall��Used in�the;Cammercial and
Industrial zoning districts, however, boathouses �i� the R='� Reside'ntial zoning district
require a Conditional Use Permit as outlined in S�ction 11.�� Shoreland Management
Section of the Zoning Gode. He referred #o,t�ie.�pp[icant's ��oposal and stated that he
would like to build a new 120 square fopt''boathouse�wY�i�h`will replace an existing 48
square foot shed/boathouse. He stated tiia,� s��ff'i�,���ommending approval of the �
proposal and added that the Bassefit Creek Watershed Management Commission and the
�,:
DNR has reviewed the proposal'�nd has no abjection.
� � Kluchka asked what option��the��ppl���nt would have without a Gonditional Use Permit.�
Hogeboom stated that the`�only thii`ng tfi���pplicant could do without a Conditional Use
� Permit is replace the existing��q��ucture with one the same size, in the same location or
build a new boathouse�5.fee�'��ay from the Ordinary High Water Mark of Sweeney
Lake. In this case, th�;�truc'�ur�vvi�� be larger, in a different location and closer to the
Ordinary High W��er m�rk than 75 feet.
'��,�.
Baker asked Hogeb��:m rf�the DNR had no objection or no comment to the proposed
boathouse� Hc>g�boorr��'��plained that affected agencies are sent planning proposals and
th��the DN� ha�t�'t commented on this proposaL �
��r�.� �
Klucfik�9;asked [f motorized watercrafts are allowed on Sweeney Lake. Hogeboom�said
yes, how�u�rg only non-motorized watercrafts can use the public boat launch.
Kluchka asked if this Conditional Use Permit would allow only a 10 ft. x 12 ft. structure.
Hogeboom said yes and stated that if the applicant wanted to build something different he
would have to apply for a Conditional Use Permit amendment.
Segelbaum asked about the height of the proposed structure. Hogeboom stated that the
Zoning Code allows all accessory structures to be 10 feet high from the floor to the top
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 3
plate of the structure. Segelbaum asked if that should be specified in the Conditional Use
Permit.
McCarty asked if there are design requirements. Hogeboom said no.
Baker asked if the proposed boathouse will require a change to the shoreline vegetation.
Hogeboom said he didn't think so, but suggested the applicant answer that question.
Scott Eastman, Applicant, explained that he is also doing a landscaping �rc����t that has
received Bassett Creek Watershed Commission approval. He added t�Eat his ir�f��nt is to
plant prairie grasses that will help with filtration. Baker asked if there isfl� getatior��in the
water. Eastman said it won't�be disturbed. d ��� � ��� �. �g�,
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Cera referred to the site plan and asked the applicant about the�dgck;that is being
replaced. Eastman stated that there is a wood deck currently (ocatekdxon th��property that
he is proposing to replace with pavers. He added the deck proposal'v���,�in�cluded in the
landscaping plan approved by the Bassett Creek W�tersii�l,�o�mission.
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Kluchka opened the public hearing. Seeing and �earing n��,�ne wishing to speak Kluchka
closed the public hearing. `�� € ;
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Segelbaum suggested adding a conditipn to th�ir reecorri'r'nendation stating that the
� applicant will have to abide by all oth�r ac�es5ory s�r,�acture requirements. Kluchka �
questioned if that is necessary or if accessory.structure requirements would have to be
met regardless. Hogeboom sta����that staff didn',t feel additional language was necessary
because the applicant will h�u��o�f�ll��rv��all of th'e Zoning Code requirements. Grimes
� said he didn't think there,wt�iuld kie an�t��arm in saying that the boathouse shall be
considered an accessory structure.
�
MOVED by Baker, secorrded b�r��Cera and motion carried unanimously to recommend
approvat of a C�anditi��al U�;Pe`�r�nit to allow for the construction of a boathouse subject � �
to the following canditiorts and findings:
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� Conditions: �`����
1. The s�Cplan shall be�ome a part of this approval.
2.��"rhe boa�i�QUSe shall be used solely for the storage of boats and boating equipment.
3. A���f�ture im�rovements to the building shall meet the City's Building Code
requir�mer���&
4. The boa�hc�use shall be considered an accessory structure under the City's Zoning
Code.
5. All other applicable local, state and federal requirements shall be met at all times.
Failure to comply with any of the terms of this permit shall be grounds for revocation.
Findinqs:
1. Demonstrated Need of the Use: The City requires that an applicant identify a market
for the proposed good or service necessitating a CUP. In this case, the applicant has
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 4
demonstrated that his existing boathouse is inadequate in size to store marine
equipment.
2. Consistency with the Comprehensive Plan: The General Land Use Plan Map guides
this site for low density residential use. A boathouse is complementary to the
residential nature of this property.
3. Effect on Property Values in the Area: The proposed new boathouse is part of a larger
landscaping plan for the property. The work that is being conducted should enhance
the appearance of the property.
4. Effect on Traffic in the Area: The proposed boathouse will cause no ir��rease in traffic.
E.9.
5. Effect of Increases in Density or Population on the Area: The propos�d boathouse will
have no effect on population. � _ . �'���� � �
6. Increase in Noise Created by Use: Aside from noise associa�e� with cQnstruction, the
proposed boathouse will not generate noise. �` �� � ������g '�'�
7. Any Dust, Odor or Vibration caused by Use: These issue�,w�[I not��be a prol�lem at this
� : ���
location. d��,, ,���a���
8. �Any Increase in Animal Pests Caused by the Use ��e pro�,��sed�bo����ouse will not
attract animal pests of any kind. � �
9. Visual Appearance of the Use: The proposed� ,oat�rii�,se �is pa����of a large�r landscaping
���,
and property renovation project. It should enhi�nce the�visual appearance of the site.
10.Other Effects of the Use: Staff does not antici'p�ate any negative effects of the proposed
� use. ��`�
�� �� :
�: ,�F�;f;°
4. Informal Public Hearing — G,��n,difii����l U�����'��rmit (CUP) — 9400 Golden Valley
Road — Daycare Expansi���-CU-1�'�� Amendment#2
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Applicant: Orion A��s�,�aiafie,.�=�` '
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Address: 9400 Golden 1/alley Road
� � Purpose: ''To a�low the applicant's existing daycare center to offer daycare to the
g�:neral �ub�ic; as well as their employees in the Business and
�� Pr'of�ssional Offices Zoning District. �
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Hogeboom expf�ine�f_�h���pplicant's request to amend their existing Conditional Use
Permit Fle:state� that fhe applicant's original Conditional Use Permit allowed daycare for
up!�� 1Q ch�i��Cen���r their employees only. In 2010 an amendment was approved to allow
dayc�re for up�t�o 28 children for their employees. This current request is to allow them to
� offer d�ay5�,are ��°people not employed there. He noted that the drop-off and pick-up time
for the daycare are different from the regular business hours so there shouldn't be traffic
or parking issues and that staff is recommending approval of this request.
Waldhauser questioned why there is a restriction on outdoor signage promoting the
daycare in the existing Conditional Use Permit. Hogeboom stated that that restriction was
placed in the original Conditional Use Permit because the daycare is only allowed to serve
employees, not the general public. Grimes added that the applicant is allowed a certain
amount of signage per the City's Sign Code.
Minutes of th� Golden Valley Planning Commission
October 14, 2013
Page 5
Cera referred to the Deputy Fire Chief's memo and questioned why it refers to the number
of children as going from 10 children to 15 children. Hogeboom stated that the Deputy Fire
Chief used those numbers because the applicant's daycare license allows them to provide
care for 15 children even though their Conditional Use Permit allows 28 children. Kluchka
asked that the Deputy Fire Chief's memo be updated.
Baker asked about the daycare's enrollment numbers. Angela Cavalier, representing the
applicant, explained that their daycare license issued by the State allows them to provide
care for 15 children. She stated that they currently have 12 children which,�i��v�hy they are
hoping to be able to open up their enrollment to the public. Cera aske,���fi�they� uld
increase their enrollment beyond 15 children. Cavalier said no and ,exp���ned th���#hey
don't have enough square footage for more than 15 children. �x���� " ���
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McCarty asked why it has been a challenge to provide dayc��e to �r��loyees`�Snly.
Cavalier stated that the utilization of the daycare changes. She expl��ned,t��;�°'�t they have
had 15 children in the past but that they need to have mare children to m�ke it cash
neutraL � � ' °° �
,,� _�°
McCarty asked about precedence and questione� how an 'employee would be able to put
a child in the daycare if a non-employee already t�,�s the spot. Cavalier stated that in that
case the employee's child would have to.wait�'�r ar���enin����:
�;
McCarty asked Cavalier how they w��� adver�i�e°f�ii��t���daycare. Cavalier said they would
start by approaching their neighb���ng'��t�sinesses. �
,� �
� Kluchka opened the public f��aring 5ee�i�ng and���earing no one wishing to speak, Kluchka
closed the public�hearin����;��' �
Segelbaum stated that he is��upportive of this proposal since the applicant is nowhere
near their maximum; ll�iwed nurnber of 28 children. Cera questioned if the maximum
� number of 28 childrer��i;�ho�1d �e'ahanged. The Commissioners didn't think the Conditional
Use Permit needs4�o cli�,nge because their license from the State will determine how
many chil�.re� they ��n Fi�,ve in their daycare.
� °.'�. Ps� �����
MOVED 'by Waldhauser,' seconded by McCarty and motion carried unanimously to �
rer,ommen�c�,app'��val of amending CUP #121 to allow the applicant's existing daycare �
center to offer daycare to the general public, as well as their employees subject to the
followir�c� conditions and findings: �
, �
Conditions:
1. All existing conditions (except condition #2) continue to be met.
2. All necessary licenses must be obtained by the Minnesota Department of Health and
the Minnesota Department of Human Services.
3. A Minnesota registered architect must establish a fire code analysis to assign an
`educational occupant' designation to the area of the building used for the daycare
facility. The code analysis must be reviewed by the Building Official and the Fire
Marshal to ensure proper building and fire code requirements.
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 6
4. All other applicable local, state and federal requirements shall be met at all times.
Findinqs:
1. Demonstrated Need of the Use: The City requires that an applicant identify a market
for the proposed good or service necessitating a CUP. In this case, the applicant
believes that there is a market for daycare services in this area.
2. Consistency with the Comprehensive Plan: The General Land Use Plan Map guides
this site for office uses. Ghildcare facilities are allowed in office areas with a
Conditional Use Permit. _���=�x
3. Effect on Property Values in the Area: The daycare service is alre�dy in p�ace, and
� so this amendment should have no effect on property values in,,�h��e���sea. ki��
4. Effect on Traffic in the Area: To alleviate traffic and parking �;�r��rated�:�t this si�e,
RHT Office has opened a second office facility in Hopkins Tt�is ha_�;reduc�d!some
�raffic and on-street parking at this site. In addition, the hvurs���f�peration ��°r the
daycare are different from the normal client hours at the sit� T`hexefor� s#aff does
� not�believe that this request will affect traffic in the ar�a ���,, ����� �>���
����
5. Effect of Increases in Density or Population on the Ar�"� The��roposed use will have
no effect�on population. ,�i���'�� �°_ ���� ��,��� �°�.
6. Increase in Noise Created by Use: The proposed use1r�ilJ not result in increased
noise.
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7. Any Dust, Odor or Vibration caused by Us� Th�,propos�d use will not result in any
dust, odor or vibration. � ��'°°�
8.� Any Increase in Animal Pests Cause�d.by�e 1���:�The proposed use will not attract
animal pests of any kind.
9. Visual Appearance of the Us���,The ��oposed:amendment will have no impact of the �
� � � visual appearance on the�,���� ��� ,�� � �T�'�
10.Other Effects of the U��:`Staff does not anticipate any negative effects of the
proposed use. ����� �=�
91
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5. � Informal Pub�i�c H��ring - Final Plan Review— Planned Unit Development
(PUD) —,,Meadc�wbi�ac�k S�hool PUD #90, Amendment#3
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Appl�cant: kiopkins Public Schools
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Addres����� �430�GIenwood Avenue
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������A Purpos�: '��"f'o construct an interconnection addition between the existing facility
�
�G��a and the adjacent facility located at 5400 Glenwood Avenue.
� ,
Hogeboom stated that this proposal is the Final Plan review phase of the applicant's
PUD amendment proposal. He explained that the proposed PUD amendment would
allow for the construction of a small addition, the incorporation of the current Crisis
Nursery Facility into the main school facility and a tunnel connection between the two
buildings. He stated that staff is recommending approval of the Final PUD plan and
added that the City's consulting traffic engineer has also been working with the
applicant to implement some traffic improvements on their site.
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 7
Segelbaum asked if the traffic plan will be adopted by the City Council. Kluchka asked if
the Planning Commission will have an opportunity to review the traffic plan. Grimes
stated that the plan will be reviewed by the City Council as part of their review and that
traffic will also continue to be monitored by staff.
Dan Bosch, ESG, representing the applicant, referred to the site plans and explained
where the small classroom addition and tunnel will be located. He also explained the
stormwater changes on the site and how the traffic flow will work on the school and the
crisis nursery parking lots. � b�������_,_;.,.
� Waldhauser asked if the kids will have to go through the tunnel to �cce�s the �;��.
playground. Patrick Poquette, Hopkins Schools, Applicant, explai��d tha�t���e thir�������
graders will use the tunnel to access the playground but the early childCare°k�ds will use
the crisis nursery play area. �`'���� � '����� �
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Kluchka asked about the applicant's snow storage plan,, Bosch��c�ferr�d t�i the site plan
and shawed where snow will be stored.
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Segelbaum stated that parents are already usin��the Crisi�,Nursery parking lot and
�
questioned if there will be a path from that lot to tt�e school'�;ntrance. Poquette
explained that the people who use the Cr���s`N�arse�r��ark,i�ig lot will be dropping off
� their children at that site and that other�;will us� the scMrs�l parking lot. He also stated
that there is a 10-foot grade differe �e so fihey��r�;°r�Qt.proposing to build a path or
sidewalk in that location. He add��� �����hey:would like to have their new plan for �
parking in place on November 1 g. �,>
��_ �
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Kluchka opened the publ�c �iear�r�� 5����ing and hearing no one wishing to comment, �
Kluchka closed t�e public hearing: `��;�
MOVED by McCarty� s��onde�tl�`��y Segelbaum and motion carried unanimously to �
recommend ap�roval of th���t��l��lan for Meadowbrook Elementary School PUD #90,
Amendment 3, suJ�ject�tQ the foflowing conditions and findings:
�
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Conditions: �; , �� �
1. The plans pr�pared�b�y SGN/Wendel, dated August 28, 2013, submitted with the
��pplicafian sli��l; become a part of this approvaL �
2. The recommendations and requirements outlined in the memo from Deputy Fire Chief
John Crelly to Mark Grimes, Community Development Director dated August 5, 2013,
shall become part of this approval.
3. The recommendations and requirements outlined in the memo from City Engineer Jeff
Oliver to Mark Grimes, Community Development Director, dated October 10, 2013,
shall become a part of this approval.
4. All signs on the property shall meet the requirements of the City's Sign Code.
5. This approval is subject to all other state, federal, and local ordinances, regulations, or
laws with authority over this development.
Findinqs
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 8
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the
site and achieves a higher quality of site planning and design than generally
expected under conventional provisions of the ordinance.
2. Preservation. The PUD plan preserves and protects substantial desirable portions of
the site's characteristics, open space and sensitive environmental features including
steep slopes, trees, scenic views, creeks, wetlands and open waters.
3. Efficient— Effective. The PUD plan includes efficient and effective use (which
includes preservation) of the land.
4. Compatibility. The PUD Plan results in development compatible with,���acent uses
and is consistent with the Comprehensive Plan and redevelopment��lans art� goals.
5. General Health. The PUD plan is consistent with preserving and irr�p�oving th��
general health, safety and general welfare of the people of th�;City ����x ��?
6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose���ovision
x
� and all other PUD ordinance provisions. z�J� �` �r����`� � �
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6. Informal Public Hearing — Property Rezoning�� 5 5400��Ienw�c��l�Avenue —
Meadowbrook School —Z008-03 �``������� ``� �
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Applicant: Hopkins Public Schools ��� R ��1
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� Address: 5400 Glenwood Avenue � _���� ��z 3 e-a
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Purpose: To accommodate the�ons#ru��;an interconnection addition befinreen
the existing fa��l�ty`�aC�d tl�� adjacent facility located at 5430
Glenwood Avenue a�part�af�Amendment#3 to PUD #90.
Hogeboom explained that}tl�� rezpning,of the Crisis Nursery property at 5400 Glenwood
Avenue from Institutional`1�3 (res��home��nsanitariums, nursing homes, clinics) to �
Institutional I-1 (churches an�,���ools) is`a necessity for the property to be incorporated
into the Meadowbrook���hool�PUD.
eq�� r, ;
Kluchka opened��,he p�bli���iea�ir�g. Seeing and hearing no one wishing to comment,
� Kluchka cl�sed the �ublr� hearing.
`���� �`.
��.
� MOVED`b,� Cer�, secon�ded by Boudreau-Landis and motion carried unanimously to
recommeni�,appt'pval of rezoning the property at 5400 Glenwood Avenue from
Insti#utional 1=3;to lr�stitutional I-1.
7. I�nfc���E o�i Public Hearing — Final Plan Review— Planned Unit Development
(PUD) — Room and Board PUD #79, Amendment#4
Applicant: Room and Board
Address: 4600 Olson Memorial Highway
Purpose: To relocate their autlet sales into the existing warehouse, demolish
the existing outlet building for the construction of parking and
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 9
construct a second floor in the existing warehouse to be used as
office space.
Hogeboom stated that thrs proposal is the Final Plan review phase of the applicant's
PUD amendment proposal. He explained that the proposed PUD amendment would
allow the applicant to relocate their outlet sales into the existing warehouse, demolish
the existing outlet building for the construction of parking and construct a second floor in
the existing warehouse to be used as office space. He added that the City Council
approved the Preliminary PUD plan at their September 3 meeting. At tha�����ting a
neighboring property owner expressed concern about traffic. f :
�� �x 8
Segelbaum asked if the neighbor's concern was weekday or we��end tr��f�c. ���
Hogeboom said the concern was the traffic with outlet sales on.weekends.°segel�i`aum
questioned why the traffic study was conducted on a Wedn��day ��r�rnes stated that
there were a number of concerns and that the neighbor's conr�rns',inrere rn���tly
regarding weekday traffic. He said he fieels the issues w�re ad'dresse�.in �e traffic
study report. Kluchka asked if the concerns have been alF�utated: Waldhauser stated
that the concerns were the infrequency of the traffic�li�hit,�hanc�s��an Highway 55.
. . .:'k+f;, '3. .
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� Daryl Fortier, Fortier Architects, representing the�`��plicant,�explained the changes in
the plans since the preliminary plan review°f`��e;stat�,t� thatc��e biggest change has been
that they are not going to proceed with r��e addit[onal p�r�ilig spaces on the northeast
corner, which adjusts the tress preservation p.l�n allov�ing them to keep more trees and
decrease the density of the projec�`Bak;�r asked if the proposed changes will affect
� snow storage. Fortier said no ���G�
F¢.'
Kluchka opened the public hearir�� ��,��r
��,�
��,
Stuart Rubin, States�Manufa�turing, said he was the neighbor who spoke at the City
Council meetmg. H���t�t�� tha� one of his concerns is traffic and the other is the water
run-off. He sai�l�he hasn't �i�����ai�ything to alleviate his concerns. He said Room &
a�,�
Board is adding`�16,8 ern�oyees�and that his employees are already backed up at the
� stop lights,;nou�. Hetsaid �t�ey've had issues will run-off and now there will be a loss of
6,000 ��ua'r'� fe�t°of�p�rvi�C�us surface which isn't going to improve the run-off situation.
He said {�e�woi�l�l like as``surances that this project isn't going to make anything worse
and.,if it does=he`vtr�nts to know what he can do.
;;
Waldhau�er su�gested that Mr. Rubin read the traffic report and the City Engineer's �
staff repor#���ubin said he wants it on record that he has concerns about the traffic and
run-off issues. Waldhauser noted that Room & Board offered to do a joint analysis of the
run-off concerns. Rubin said he doesn't want to pay for a study for something Room &
Board is doing.
Kluchka asked Grimes for a better summary of the traffic and run-off issues. Grimes
referred to the City Engineer's memo where it talks about steps the City will take to
address the run-off issues and in terms of traffic, it appears there are some issues but
adding more traffic controls is not the solution. He stated that the City will continue to
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 10
monitor the situation. Kluchka questioned if the streets are operating at a sufficient level
and that adding to the traffic won't run the capacity. Grimes said that is correct.
Eric Eckman, Public Works Specialist, explained that Room & Board did some
improvements in 1999 and States Manufacturing has said that those improvements
caused water run-off issues. He said the City understands that the issue was addressed
by Room & Board approximately 10 years ago with an earthen berm and a retaining
wall adjacent to States Manufacturing that seems to be working. He said that States
Manufacturing still has concerns about drainage and that Room & Board,���x;offered to
do a number af things including excavating and maintenance of the exisfiing stvrrriwater
pond.
,Y��E ��
���,- °�;�, `�
Waldhauser asked if stormwater pond maintenance is an ong�i�g thin�; Ec�r��������"�aid
yes. Boudreau-Landis asked if there is a recommended interwal fo�-��aintenan�e.
Eckman said they should be inspected annually. Waldhauser:�sk�d��f this.proposal is
an opport�unity to get a maintenance agreement�from tt�e�appli��nt. Ee���n said yes
and explained that the staff report from the City Engineer�b�corr`��s a part of the PUD
Permit. Baker asked if the items being discussed u�ii�l'`adcicess�tt���neighbor's concerns.
Eckman said the items addressed should help virith the neighbor's concerns but the
drainage issues can't be completely predicte��. H� added tl��at it is positive that the
proposed addition isn't adjacent to the sl��e°�c��#h����will k���'no additional volume
flowing toward the north. Baker asked if�here i��� thres�i�i that triggers the dredging of
a pond. Eckman said yes. Kluchka g��s�i�r���-�the°���#way for the neighbor to
understand. Eckman said staff kn�iUVS�hiat ��ates Manufacturing has some legitimate
concerns and suggested they co���act s�fF for�technical support and advice. �
Segelbaum asked if the �i�1y will monitor the parking situation. Grimes said yes and
added that Room & Boarci has dvne a good job managing their parking demand.
MOVED by Waldhauser,:seconeled by Segelbaum and motion carried unanimously to
recommend ap{�roval'of th� Final Plan for Room & Board PUD #79, Amendment 4,
subject to the fo����ving� �vnditions and findings:
�,r,� �
�:�
Conditions: ,�� ; ,� ,: `
1. The pl�ns s�bmitted with the application, dated September 13, 2013, shall become a
;part of tF�i� approvaL
2. Th� recommendations and requirements outlined in the memo from Deputy Fire Chief
John.Crelly'fio Mark Grimes, Community Development Director dated July 26, 2013,
shall become part of this approval.
3. The recommendations and requirements outlined in the memo from City Engineer Jeff
Oliver to Mark Grimes, Community Development Director dated October 10, 2013,
shall become part of this approval.
4. All signs on the property must meet the requirements of the City's Sign Code.
5. This approval is subject ta all other state, federal, and local ordinances, regulations, or
laws with authority aver this development.
Findin s
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 11
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the
site and achieves a higher quality of site planning and design than generally
expected under conventional provisions of the ordinance.
2. Preservatian. The PUD plan preserves and protects substantial desirable portions of
the site's characteristics, open space and sensitive environmental features including
steep slopes, trees, scenic views, creeks, wetlands and open waters.
3. Efficient— Effective. The PUD plan includes efficient and effective use (which
includes preservation) of the land.
4. Compatibility. The PUD Plan results in development compatible with a���cent uses
and is consistent with the Comprehensive Plan and redevelopment plans and goals.
5. General Health. The PUD plan is consistent with preserving and„impr;oving tfie._
general health, safety and general welfare of the people of th� �ity `
��� }_�.
6. Meets Requirements. The PUD plan meets the PUD Intent and Purpos� p�rowision
�x
and all other PUD ordinance provisions. �?, ' �� 9���" ��
si� 3
f, .��'�A� .�,k,
8. Informal Public Hearin Prelimina Plan R, �iew `��lanr��¢EUnit
g — rY �,��� . � � .
� � Development (PUD) —Tennant Company PU3D`#�11;�� �'�_ `��
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Applicant: Tennant Company ���� � �
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Address: 701 Lilac Drive North.:�: ����
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Purpose: To allow the ap���c�nt to �ansolid��e its multiple properties into one
parcel to enable int�r�-ca'r�npus connections.
�x�3
Commissioner Segelbaum r����eijc� h�rra'self. �
Yi� ����F`�.:. �6� b . .
Hogeboom referred to a si�e,pl����nd ni���d that Tennant Company located at the
northwest corner of the Highw�y 100/Highway 55 intersection is requesting a PUD to allow
the consolidation of mt�lt�ale prb��rties into one parcel to enable inter-campus
connections. �4 �'' ��
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He stated.t�a�Tennant �qmpany manufactures indoor and outdoor environmental
cleaning solut��i����r����pecialty floor coatings and that Golden Valley is considered their
North Arri�rican.head'quarters. He explained that Tennant Company has acquired several
adj�cent properti��,,and has hired a planning consultant to create a master plan for its
facili����,entitled�"One Campus." The first phase of the One Campus plans seeks to create
pedestri�� and roadway connections within the site. Driveways and sidewalks cannot
cross property'lines unless the property is part of a PUD. He stated that Tennant
Company has no immediate plans to construct new buildings or demolish existing
buildings and that any future site work will require an amendment to the PUD.
Kluchka stated that one of the requirements in the PUD ordinance language refers to
quality site planning and asked how quality site planning is defined. Hogeboom stated that
this situation is unique because the applicant is not starting with a blank slate. They are
taking existing conditions and trying to fit them into the City's requirements. He stated that
quality site planning considers how the roads work, the building materials used, how the
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 12
use interacts with neighboring uses, etc. Grimes added that water quality is another issue
considered and in this case the applicant also needs to have safe access for their
employees. Waldhauser said it seems like there will be some long term improvements the
City might not get without a PUD.
Cera stated that in the applicant's submittal there was talk about new buildings on
properties they don't own. Hogeboom clarified that the applicant is trying to give a big
picture look and what they might consider doing in the future. He stated that only the
properties they currently own are a part of this PUD proposaL �� �..
� ��;�ar.
` � ����
Kluchka said he would like to add a condition to their recommenda��on�t� require:�
materials review.
. � ` ,� :
� � �� , �a
� � Michael Schroeder, LHB, representing the applicant, stated tha�E���s ���a uni,qu'e�situation
� that they are trying to look at long-term to determine how thejr��an�accomr�;�tlate their
needs and how they can integrate their existing proper#i�s into`one site Fie stated that
Tennant is committed to accommodating this site in Golde�l�Valley and they have worked
with staff on their stormwater management plans_and°�'�at thei���lar� is to make
incremental changes and improvements starting:with sidewalk connections. He reiterated
that this PUD plan proposal only includes th�xlan� Tennanf��urrently owns. �
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Kluchka asked if there are plans for Ter;rnant tc�E�cquir�t�ther properties. Schroeder stated
that Tennant is in no particular hurry tQ�acqui�;��ofih�r�properties. Larry Spears, Tennant
Company, stated that they have tkte pr�perty they need to accommodate their future plans
without acquiring other propertie���� ��j�
��r"������ � � ���� �
Kluchka asked if there havr�'�ee���any� �pnversations with the neighbors about involving
them in the planning proc�ss. Sp�ars stated that they have not had conversations with the
neighboring property,,owners, €�ther than the City's public hearings, because they don't
want ta confuse anyone by havin� them think that Tennant may be interested in acquiring
their property b�cause.they ar.e nat.
����s�. �
Kluchka o��,r��d th� publi� hearing.
�� �.; � z� ����a�� ��:
Don Edso�, �8� Olson Memorial Highway, said they've been in this situation before with
Tennant and tha�'�I�ey don't need to put in a sidewalk. He said he hopes they are not
planning on p�itting a driveway in because they are an island and it causes problems. He
said tfiey discQVered that there are Comcast lines in is backyard but he cannot get service
from the 1ir��s and that he has casually mentioned the price he would sell his property for
to Tennant but he hasn't hearing anything from them. He said he would like to be more in
the loop and asked why his property was listed on the hearing notice he received but the
Damascus Way property wasn't included.
Seeing and hearing no one else wishing to comment, Kluchka closed the public hearing.
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 13
Hogeboom stated that some addresses were inadvertently put on the hearing notice and
that the map shown on the hearing notice was meant to be illustrative however, it was
confusing and will be corrected moving forward.
Kluchka asked the applicant to address the Qamascus Way property question. Spears
reiterated that Tennant is not interested in purchasing the Damascus Way property or any
other properties. Schroeder referred to a map and clarified exactly which properties
Tennant owns.
.��������� E
Kluchka asked about the current traffic patterns and what Tennant envisions in;the future.
Schroeder referred to a traffic study done in 2009 and noted that this�praposal is��;much
� � � lesser�proposal than was discussed in 2009. He stated that the tr�� ic stur�y�may �ave to �
be updated in the future but that this proposal will have no ma�p�impa�t on't� ffic:
, 5�x f€;
� � ,_
Cera asked when the "farm house" property was purchased �y_Tera�ant. S��ars said he
thought it was purchased in 2006 or before. Cera asked;if.anyone has:��er approached
Tennant about purchasing their property. Spears sa,id no,`��ut tha�� he would speak with Mr.
� Edson. ,����� �����. '�������r: �
�3�� �
F�
Kluchka asked if the applicant's plans includ�updating or maintaining the fencing along
���� ��
the north side of their property. Spears sai�( ye�� �_ x��
�1 ���a;.
Kluchka asked if any trail connection� �re�plat�r�e��.:�����ears said no and added that he has
spoken with Three Rivers Park District but th�t they are not looking for any connections
from Tennant.
;
��9 ,.
Waldhauser said she do ,��t see any:r�ason not to approve this proposaL
��sz, �..
Kluchka said he has concerns �bout this proposal being such a broad vision without
considering the rest af the;prop�r;�$ies around them. He said if the plans were just about
� sidewalk cann�ctions,Ehe'��f��l..rri�re comfortable. Cera said he has the same concerns �
�r�li�
and that this propq�sal s�ems very preliminary. He said he is also bothered by the
properties�;�hat are ��ft b�i,ng an island and that certain services can't be obtained by those
homeowne ��� $y ���
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Gr�mes saic���e �li�nks this proposal is a good way for the City to start discussions on how
there can be b�tter water quality and how the Fire Department's issues can be addressed.
He stat'�d that Tennant is a great corporate partner and that they have been working with
staff to make3improvements.
McCarty stated that recommending approval of this proposal won't preclude them from
future review and that this proposal is a good way to get the process started. Waldhauser
agreed that she feels comfortable recommending approval. Grimes added that Tennant
would have to go through the PUD amendment process for any changes they'd want to
make in the future.
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 14
Kluchka said he would like to add a condition stating that all final site plans and building
plans are subject to final design review. He questioned if the fence issue and landscaping
issues should be considered now. Grimes stated that as part of the Final PUD plan review
process there are going to be many requirements Tennant will have to meet.
MOVED by Cera, seconded by Baker and motion carried unanimously to recommend
approval of the Preliminary Plan for Tennant Company PUD #114 subject to the
following conditions and findings:
�� 4`^
Conditions: ,y�� c `�������a
1. The plans submitted September 13, 2013 shall become a part �f th� approval.
2. The Memo from Deputy Fire Chief John Crelly to Mark Grimes�� [�irector.of Co�nmunity
� Development dated October 4, 2013 shall become a part of�he ap�,roval �;�'��
3. The Mema from the Public Works Department dated Octop�r',�, 2�13 shafl become
part of the approval. ����� :, �;������
4. A Landscaping Plan will be required as part of the f-�,��al PU�F Plan apbroval process.
5. All final site plans and building plans are sub�ect #o final desig;� review.
� � 6. All signs must meet the Sign Code. ����� ����� -� ����
7. All other applicable local, state and federal laws shall a�ply.
����
Findin s: ``��` ��
1. Quality Site Planning. The�PUD plan��s tailQr�d to the�s��ecific characteristics of the �
site and achieves a higher quality of site {�(�r�ning �,nd design than generally
expected under conventional pr�ivisions of,the ordinance.
2. Preservation. The PUD plan preserves and protects substantial desirable portions of
the site's characteristics,.open spa�e and sensitive environmental features including
steep slopes, trees, s��nic views; creeks, wetlands and open waters.
3. Efficient—Effective. Th���UD�pI'an includes efficient and effective use (which includes
preservation) of t�e land:���� ,e ,��
4. Compatibility. The`���pU[J Plan results in development compatible with adjacent uses
e��
and is consistent wi#h ���,��pri�prehensive Plan and redevelopment plans and goals.
� ;�o
5. General Health.-The PUD pfan is consistent with preserving and improving the
��{
genera#���h�alth, s�fet�irand general welfare of the people of the City.
6. Me�ts ReqUirerl�e;���. T'he PUD plan meets the PUD Intent and Purpose provision
and all �th�r;�.�UD"oi�dinance provisions.
�,..
Cornmissioner��eg`elbaum returned to the meeting.
� ,�.��'i --Short Recess--
9. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
Grimes gave an update on some other planning proposals that are currently going
through the planning process including the 3.9.4 apartment project and the Xenia
apartment project.
Minutes of the Golden Valley Planning Commission
October 14, 2013
Page 15
10. Other Business
• Council Liaison Report
No report was given.
• Discuss 2014 Planning Commission meeting dates
Grimes stated that due to the increase in development proposals recently; sta#F would
,�;
like to go back to having two Planning Commission meetings per mor����:ylf ther�;�re no
agenda items however, the meeting would still be cancelled. The Gomri���sioners��
� ��
agreed. �� �� �;��
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11. Adjournment � � �� � ��` ����
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The meeting was adjourned at 9:57 pm. Y
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Planning Department
763-593-8Q951763-593-8109(fax)
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Date: November 13, 2013
To: Planning Commission
From: Mark Grimes, Community Development Director
Subject: Informal Public Hearing—Final PUD Plan —The Xenia, Slosburg Company, Applicant
,: �,;, . ��wra�r�,z�m�,� ,:.- ,; <�mliiilliNCinPk�.x.: '�'�i�ii�li�.:=;,,... , ����,�':.�, W. . ���
Background and Description of Proposal
Slosburg Company of Omaha, Nebraska is seeking approval of the Final Plan for a Planned Unit
Development (PUD) Permit for The Xenia. The Xenia is a multi-generational, market rate
apartment building with 372 units located at the northwest corner of Xenia Ave. and Golden Hills
Dr. It is directly north of Allianz. Up to 780 people will live in this development when it is complete.
The site is currently vacant and was formally occupied by office and industrial buildings. It has been
known as the "Olympic Printing" block because they were one of the last businesses located on the
block. The property is 5.88 acres in size so overall density will be over 60 units per acre. Approval of
the Preliminary PUD Plan was given in on October 1, 2013 by the City Council. The Planning
Commission recommended approval of the Preliminary PUD Plan at the September 9, 2013
meeting.
The Xenia apartment is 5 stories in height and is connected to a 542-space, heated parking ramp to
be built parallel to the railroad tracks on the west side of the site. 7he information submitted by
Slosburg goes into great detail about the development and the architectural plans. There was
discussion about the colors and material to be used on the building at the Planning Commission in
September. This has been addressed in the Final PUD submittal.
If approved, the Developer would like to begin construction within the next several months.
Site Information
The property was guided for long-term Mixed Use development in the Comprehensive Plan in
2008. At that time, it was also zoned "I-394 Mixed Use." Prior to the 2008, the property was
designated on the Comprehensive Plan and Zoning maps for Industrial uses. Prior use of the block
was primarily for industrial, warehouse and office uses. One or more of the buildings did utilize the
railroad for transportation. The site has been in the Golden Hills Redevelopment District since the
late 1980s.
Planned Unit Developments have the ability to waiver from specific rules established in the Zoning
Code. The following table identifies elements in the Zoning Code as they compare to the proposed
Xenia project:
Zoning Requirement The Xenia Development
Impervious Surfaces 65%or less 62.7%
Building Height Up to 10 stories 5 stories(60 ft.)
Building Setbacks North (parking ramp)- 10' North (parking ramp)-20'
North- 10' North - 13'
East- 10' South (parking ramp) - 12'
South- 10' South - 10'
South (parking ramp)- 10' West(parking ramp)-17'
West- 10' East- 17'
Parking Requirements 558 745
landscaping Setback areas must be Setback areas are proposed to be landscaped.
Requirements landscaped. A dog run will run along the west side of a
portion of the parking ramp.
Land Use Development sites over 1 acre in The proposed development site contains only
size shall include at least 2 use residential uses.
types from the following
categories:
• Residential
• Commercial
• Office
• Other, including studios and
other live-work uses
Final Plan Modifications
The Final plan has remained essentially the same as was submitted as the Preliminary Plan. The
City Council unanimously approved the Preliminary PUD Plans. Additional information has been
provided regarding building materials. In particular,the developer has given more detail to the
elevation and fa�ade of the parking garage. Staff believes that the Final plans give more than
adequate detail to the design. Staff also believes that the design and materials used on the
garage and building are well planned and they will be an enhancement to the Golden Hills area.
Justification for Consideration as a PUD
Section 11.55 of City Code states that the PUD process is an optional method of regulating land
use in order to permit flexibility in uses allowed, setbacks, height, parking requirements and
number of buildings on a lot. Staff has determined that this application qualifies as a PUD
because it achieves the following standards established in City Code:
• Achieves a high quality of site planning, design, landscaping, and building materials which
are compatible with the existing and planned land uses.
• Encourages preservation and protection of desirable site characteristics and open space and
protection of sensitive environmental features including steep slopes, trees, scenic views,
water ways, wetlands and lakes.
• Encourages creativity and flexibility in land development.
• Encourage efficient and effective use of land, open space, streets, utilities and other public
facilities.
• Allow mixing land uses and assembly and development of land to form larger parcels.
• Encourage development in transitional areas which achieve compatibility with all adjacent
and nearby land uses.
• Achieve development consistent with the Comprehensive Plan.
• Achieve development consistent with the City's redevelopment plans and goals.
In order to be approved as a PUD, the City must be able to make findings which are specifically
described in City Code. These findings are incorporated into staff's recommendation to the
Planning Commission.
Recommendation
Staff recommends approval of the Final Plan for the Xenia PUD No. 113, based on the following
findings of fact:
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and
achieves a higher quality of site planning and design than generally expected under
conventional provisions of the ordinance.
2. Preservation. The PUD plan preserves and protects substantial desirable portions of the site's
characteristics, open space and sensitive environmental features including steep slopes,
trees, scenic views, creeks, wetlands and open waters.
3. Efficient—Effective. The PUD plan includes efficient and effective use (which includes
preservation) of the land.
4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals.
5. General Health.The PUD plan is consistent with preserving and improving the general health,
safety and general welfare of the people of the City.
6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all
other PUD ordinance provisions.
And subject to the following conditions:
1. The Final Plan packet submitted by Slosburg Company and received by the City and date
stamped October 18, 2013 shall become a part of this approval. These plans include
architectural and engineering details.
2. The recommendations and requirements outlined in the memo from Deputy Fire Chief John
Crelly to Mark Grimes, Community Development Director dated August 20, 2013, shall become
part of this approval.
3. The recommendations and requirements outlined in the memo from City Engineer Jeff Oliver to
Mark Grimes, Community Development Director, dated November 13, 2013, shall become a
part of this approvaL
4. The applicant is assessed a Traffic Management Fee of$57,809.40 per City Code. Payment of
half of the fee ($28,904.70) is required prior to approval of the Final PUD Plan. (The remaining
half of the fee is required to be paid prior to the issuance of a Building Permit.)
5. No storage of snow shall be allowed on the site.
6. The applicant is assessed a Park Dedication fee of$38,200 per City Code. Payment is required
prior to the City Council's approval of the Final Plat.
7. The Plat name shall include "PUD No. 113" in its title.
8. All signs on the property shall meet the requirements of the City's Sign Code.
9. This approval is subject to al) other state, federal, and local ordinances, regulations, or laws
with authority over this development.
Attachments
Location Map (1 page)
Narrative (4 pages)
Memo from Deputy Fire Chief John Crelly dated August 20, 2013 (2 pages)
Memo from City Engineer Jeff Oliver dated November 13, 2013 (8 pages)
Photo Example of Proposed Materials (1 page)
Site Plans (26 pages)
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THE XENIA MULTIFAMILY DEVELOPMENT
FINAL PUD SUBMITTAL NARRATIVE
'The Xenia' is a high end multifamily community proposed for the northwest corner of Golden Hills Drive
and Xenia Avenue in the I-394 Overlay Zoning Area.This Overlay District was designed to create a
dynamic infill neighborhood that utilizes existing infrastructure; is in close proximity to regional
highways and public transportation; and reuses an industrial brownfield site.The design optimizes the
public spaces by providing an urban yet residential feel to the street level, creating many access points
and transparent materials to help create a vibrant neighborhood.This project will provide a variety of
residential housing choices for the surrounding office and business uses and will adhere to the intent of
the I-394 Overlay Zoning District. We are requesting with this submittal a waiver from the requirement
to provide a second use within the development.
The development of this site will require extensive soil correction due to contamination from the
historical uses of a moderate industrial nature. Proper submittals have been prepared for the MPCA for
their approval. Additionally, soil conditions deep below the surface include swamp deposits requiring
pile foundations for the building and the parking structure. As a result of these conditions the site
development costs will be higher than normally experienced for this type of project.
Xenia is a Greek word meaning'Hospitality', and the entire project is designed to live up to its name.
The landscaping at the street Ievel and within the resident spaces will be designed to provide active and
passive retreats for the residents with a high level of detail.The residential amenities include two
luxurious resort-style courtyards with an indoor pool, outdoor pool with sun deck, summer kitchen
pavilion/barbeque,walking paths and private terraces. Other public spaces provided within the building
include a state-of-the-industry Fitness Center and a Great Room with meeting space and other gathering
areas for resident use. In addition, a large free-run Dog Park covered with artificial turf specially made
for the purpose will be constructed along the west property line, fully fenced for unleashing and
leashing,with benches, a watering station and a waste station.
Masonry will be the predominant material on the building's exterior.The central tower and other
accents on the exterior will be finely-detailed EIFS color-coordinated with the masonry. Any other
accessory materials will be designed to work with the masonry and EIFS materials.A Materials Board is
provided separately to represent the approximate materials suggested although Developer requests
flexibility with range of colors of brick and EIFS during production of the construction documents.
The Xenia provides an important addition to this thriving office and research area, allowing for a variety
of housing for people to live, relax and be close to employment and entertainment centers.The
apartment unit sizes vary from approximately 500 sq ft to approximately 1400 sq ft. Additionally,there
will be handicap accessible units available. There will be 372 units available consisting of studios, one
bedrooms and two bedrooms.
The population of this multifamily community is anticipated to range from young professionals starting
their careers,to retired couples seeking care-free living. The typical population for a 372 unit
Page 1 of 4
community would range from 570 to 780 people depending upon leasing conditions and could vary
monthly over the life of the community.
This development enhances the overall mix of land uses within the I-394 Zoning Area and within the City
of Golden Valley.The Colonnade Offices and the Golden Hills Offices located to the east of the site,the
Allianz offices to the south and a Business Park to the west provide the need for residential uses.The
Shops at West End are located a short distance to the south of the property, adding a vibrant mix of
shopping opportunities for the new residents within easy walking distance.With this project we have
created an important transition linking the commercial and office uses to the south near the I-394
interchange, and the residential uses of Glenwood Avenue to the north.The Xenia utilizes the existing
infrastructure serving the area without the requirement for extensive offsite infrastructure alterations.
In addition,the residents will have easy access to the local trail systems.
The Metropolitan Council recently released new population projects for the region, predicting that
Golden Valley will grow to 28,900 by 2040 from its 2010 population of 20,371 people. This project will
help absorb some of this growth, providing housing options for young career professionals as well as
retiring citizens. Several of our higher end communities already have a high percentage of`Empty-
nesters'. This trend will enable people from Golden Valley to find high quality housing within the
borders of Golden Valley, while freeing up housing for other families seeking homes in the community.
The Metropolitan Council also has identified objectives which are enabled by this project, including
more housing for the increasing population; more variety in housing options; more housing for the aging
population [increasing by 150 percent by 2040]; housing located close to employment and walkable
communities; higher density developments thereby preserving land for Greenspace, Parkland and other
uses; and development along the primary transitways to minimize congestion and improve the quality of
life through reduced household travel costs and reduced travel time.
This project incorporates many Sustainability Practices in the following ways. Meeting the current State
of Minnesota Energy Codes in every way will impact the insulation,window frame and window glass
selection, electrical lighting design, high efficiency heating and cooling equipment and Energy Star
appliance selection. Our parking garage includes large window areas for daytime lighting, and the light
fixtures will far exceed codes, using LED lighting controlled by photocells to take advantage of daylight
and motion sensors to dim or turn off fixtures when there is no movement near a fixture. The parking
garage wiil be equipped with several car charging stations for electric vehicles. We will provide large
secure bicycle storage areas for residents,which include a repair rack and air compressor for
convenience,to encourage residents to utilize bicycles whenever possible. The apartment units will be
lighted using CFL lamps throughout, decreasing energy consumption.
This project will be constructed with wood framing. This is the best sustainable material for
construction for the foflowing reasons. Wood is a renewable resource which, in its pre-production form
as trees absorbs carbon from the atmosphere and stores it in the fibers of the wood. This storage
continues to occur even when the lumber is made from the trees. The lumber needed for a building this
size will store over 6,000 metric tons of carbon. The production of lumber from trees generates far less
of a carbon footprint that the equivalent concrete and or steel,which would generate 12,000 metric
Page 2 of 4
tons of carbon emissions more than the lumber production. To show the magnitude of this difference,
using wood to construction this building will save 18,000 metric tons of carbon, which is the equivalent
to the emissions from 5,172 vehicles in a year[based upon EPA published rate of 3.48 metric tons of
emissions per automobile annually]. In addition to this, Wood is a recyclable resource, and can be
salvaged and reused after a typical cycle of 50 years for most buildings.
This project taps into the growing need for Mass Transit affiliations. There is a bus stop adjacent to the
building on Golden Hills Drive providing very convenient access for the residents and a Park-N-Ride at
Louisiana & I-394. In addition the property is located only 2.3 miles to the planned Penn Station of the
Southwest Light Rail System currently in design, making this a very convenient option for residents by
bicycle,vehicle or walking. The project is one block from access to I-394 and from there quick access to
Highway 100 or 169, providing easy travel to all parts of the metroplex. Traffic from this project runs
opposite to the business traffic for the office buildings in the area, making it a perfect complement to
the existing development in the area. Residents using bicycles are 1.3 miles from the Luce Line Regional
Trail System, and 1.7 miles from the Grand Rounds Train System at the Theodore Wirth Regional Park.
Walking from the Xenia places residents within 100 yards from the Allianz Office Building,the Golden
Hills Office Center or the Colonade Office Building. Walking to the Rainbow Grocery is less than one-
third of a mile,and the sidewalk system is very well developed and maintained between the project and
the West End. Meadowbrook Elementary is a half-mile walk. Benihana Restaurant is a 1.1 mile walk.
Brookview Park,with all its wonderful amenities, is 1.8 miles away on foot.
A vital element to make this project successful is the strategic placement of the parking structure along
the entire west property line adjacent to the railroad tracks, creating a buffer for the residential
component of the development.Without this buffer the project would not be possible. The parking will
be provided for the residents and visitors within the parking structure that will be enclosed and heated
on three levels and open on the top floor.This will allow for one heated space for each bedroom
proposed, as well as ample parking for guests and visitors.The parking structure will directly access the
apartment building at each of the first four floors without steps, and elevators will be available at each
connection providing easy access to all floors. The parking structure, which will be secured access only,
will provide vehicular entry and exit from Golden Hills Drive and Laurel Avenue. Guests and visitors will
be able to gain access through a telephone entry board located at one of the entrances.
The West Elevation of the parking garage has been designed to mask the ramping portions, and includes
segmentation of the horizontal element and changing rooflines mimicking the roofline of the apartment
building to mitigate the necessary length of this structure. Colors will be used from the apartment
building color pallet. Stairtowers with glass embellishment at the corners of the garage enhance the
appearance by producing vertical relief. The parking garage is also designed to coordinate with the
Allianz facilities to the south when viewed from Laurel Avenue. The west elevation will be landscaped
with trees that at maturity will screen significant portions of the fa�ade.
The architectural style of the apartment building, including the flat roof elements, are designed to
create a transition between the multifamily and residential developments to the northeast and
northwest of the site,to the commercial office developments to the east, south and west. The building
Page 3 of 4
fa�ade is a tasteful blend of brick, stone and stucco in matching shades and colors complemented by
stone pavers in the sidewalks, drives and parking areas.
The grand entrance porte cocher at Golden Hills Drive and Xenia Avenue, with two-story ceiling,will be
the primary entrance for the leasing operations and a drop-off/pick-up location for residents.Also at the
grand entrance will be parking for`Future Residents'to meet with our(easing staff. An elevator in this
area of the Building will assist in leasing tours and bringing residents to the amenity areas.
The two courtyards will be accessible for maintenance vehicles,fire safety and snow removal through
corridors connecting to the public streets as well as corridors connecting to the ground level of the
parking structure.
The Life Safety Features of this development include full NFPA 13 Fire Sprinkler system throughout the
building accented with a fire alarm system,full fire-proof insulation in the interstitial spaces between
floors,wide pedestrian firefighter tunnels connecting each courtyard to a public street,fire hose
connections in each courtyard, and street access along three sides of the building for ease of fire and
emergency vehicle access.
Refuse from the residents will be gathered to trash and recycling receptacles located in the parking
garage,to be collected by a commercial company on a routine basis.
Signage for the Community will include two blade signs at the porte cocher, as well as unspecified
signage at Laurel Avenue and Xenia. In addition there will be instructional and directional signage at the
building entries and the parking garage. All signage will be in conformance with city codes and
ordinances.
The project will be illuminated with pedestrian scaled lighting at the street level and the top floor of the
parking structure, and will adhere to code requirements. The project will have signage in keeping with
the design and scale of the pedestrian oriented development.A detailed Iighting plan is included in this
submittal.
The apartment units will feature custom home finishes including 10' ceilings, stone countertops,
imported porcelain tile flooring, wine racks, island bars,walk-in showers with separate soaking tubs,
Energy Star washers/dryers and individual water heaters.
The Slosburg Company is very pleased to bring this project to the City of Golden Valley for consideration.
We are a fifth-generation family held company that builds, owns and manages our properties for our
own account, in multiple states around the country. We currently have two operating multifamily
communities in the Twin Cities area,with another one under construction in Bloomington. The
construction of The Xenia would bring us to just over one thousand units in the area. It has been our
desire to develop a project in Golden Valley for several years and we have greatly enjoyed working with
City staff in the preliminary stages leading up to this submittal. Thank you for your consideration of our
project.
Page 4 of 4
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�� Fire Department
���-s��-�o�s/�s�-�s�-sass(fa��
Date: August 20, 2013
To: Mark Grimes, Director of Community Development
From: John Crelly, Deputy Fire Chief
Subject: PUD Preliminary Plan for The Xenia project (700-800 Xenia Avenue S.)
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The Golden Valley Fire Department has reviewed the preliminary PUD plans and application packet
for review, which includes the preliminary site plan, utility plan, landscaping and overall the
proposed building. Listed below are the fire department comments.
1. The plans do not show any road access on the west side of the building nor access to the two
interior court yards. Minnesota State Fire Code section 503.1 requires an approved fire access
road to within 150 feet of all portions of the facility and all portions of the exterior walls of the
first story of the building. If an apparatus access road is not installed and if no reasonable access
to the court yards is provided, the fire code official will require approved alternative means of
additional fire protection safeguards to the building site.
The alternative means of fire protection safeguard shall include but shall not be limited to:
a. Provide fire sprinkler protection in exempt areas (bathrooms < 55 sqft, closets/pantries<
24 sqft, decks/balconies/canopies,....)
b. Provide Class I standpipes to supply fire hoses in the courtyard areas.
c. The fire sprinkler system shall be zoned by floors, no bird cage designs
2. The height of the Porte Cochere is not clearly defined. The vertical clearance for the fire
department apparatus access road is 13 feet 6 inches. The Porte Cochere needs to be
configured to allow access for taller emergency vehicles (police cars, ambulances, small and
midsize fire trucks)
3. The water supply system for the design of the proposed site shall be capable of supplying the
required fire flow for the design of the building, location,type of construction, type of use and
all floor levels.
4. A Post Indicator Valve (PIV) will be required to be installed for this proposed site if access to the
fire sprinkler room is not easily/directly accessible from the exterior of the building. The PIV is
an indicating valve to determine the operation of the water supply of the fire suppression
system for the proposed building.
5. The type and placement of landscaping trees/shrubs for this site shall not obstruct or hinder
the ladder operation from any secondary escape windows from any apartment units located in
this building.
6. Radio operability—All new buildings shall have approved radio coverage for emergency
responders within the building based upon the existing coverage levels of the public safety
communication systems of the jurisdiction at the exterior of the building.The building shall be
considered to have acceptable emergency responder radio coverage when signal strength
measurements in 95 percent of all areas on each floor of the building meet the minimum signal
strength requirement of-95 dBm receivable and transmittable from the building.
7. The construction of this building shall comply with all applicable codes.
If you have any questions, please contact me at 763-593-8065 or by e-mail,
Lrel Iv@�oldenvallevmn.�ov
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Public Works Department
763-593-8030/763-593-3988(fax)
Date: November 13, 2013
To: Mark Grimes, Community Development Director
From: Jeff Oliver, PE, City Engineer
Subject: Final PUD Review: The Xenia
Public Works staff has reviewed the final plans submitted by Slosburg Real Property for a Planned
Unit Development (PUD) Iocated on vacant property in the northwest corner of Xenia Avenue
North and Golden Hills Drive. This site was formerly occupied by Olympic Printing. The proposed
PUD consists of 372 apartment units and a four-level parking ramp. Preliminary PUD approval
was granted by City Council on October 1, 2013.
This memorandum discusses items identified during the Public Works review that must be
addressed prior to final plat approval, and is based upon the revised plans submitted to the City
on September 5, 2013 and November 12, 2013, respectively.
Preliminarv Plat:
The proposed preliminary plat associat�d with this PUD includes combining the two existing
parcels into one large parcel. Based upon the revised plans submitted,the preliminary plat is
acceptable as shown with one exception: the drainage and utility easement along the east
property line must be clearly shown to align with and encompass the existing Metro Council
Environmental Services sanitary sewer easement.
Site Plan:
The proposed PUD includes construction of a five-story, 372-unit apartment building that is
immediately adjacent to Golden Hills Drive, Xenia Avenue and Laurel Avenue. A four-story, 735-
stall parking ramp is proposed for the western portion of the site immediately adjacent to the
railroad tracks.
The proposed parking ramp will have two primary access points, one onto Golden Hills Drive and
another onto Laurel Avenue. The proposed access onto Golden Hills Drive is located at the
western property line to maximize separation from the primary parking ramp access to Allianz,
which is located mid-block between Xenia Avenue and the railroad tracks. The proposed ramp
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driveway is also aligned with the western parking lot driveway to Aliianz to minimize turning
movement conflicts at this location. It is anticipated that modifications to the pavement markings
on Golden Hills Drive will be needed to clarify lane assignments along Golden Hills Drive. These
modifications may be included in the City's annual pavement marking work or may be included in
an area-wide public improvement project that is currently being considered and will be discussed
later in this review.
The Golden Hills Drive access point into the parking ramp also includes a loading area east of the
driveway and generally parallel to Golden Hilts Drive. The primary use of this loading zone will be
for residents moving in and out of the proposed apartment complex. The loading zone is
designed to accommodate a semi-truck with a 53-foot long trailer that will not block the ingress
and egress into the parking ramp. Access into the loading zone will require trucks to back into the
space from Golden Hills Drive resulting in short-term traffic impacts. However, the Developer has
indicated that based on their experience with similar apartment complexes in urban areas, and
the size of the proposed apartment units, the occurrence of semi-truck moves will be minimal. In
addition, moving times are generally limited to weekends and time blocks will be scheduled for
each move, minimizing potential congestion in this area. Based upon this information, staff finds
the proposed loading area acceptable, but reserves the right to address potential congestion
issues with the Developer in the future, should a significant problem result.
The proposed parking ramp access onto Laurel Avenue provides full turning access in and out of
the ramp and is acceptable as proposed.
The north curb line of Golden Hills Drive west of Xenia Avenue currently widens to provide a bus
stop that is outside of the westbound travel lanes. The existing curb line taper leading into this
bus stop is in conflict with the western driveway to the entrance plaza. Therefore, the Developer
will be locating the bus stop further west.
The PUD includes a covered entrance plaza in the southeast corner of the development,
immediately adjacent to the Xenia Avenue and Golden Hills Drive intersection. The plaza will be
two stories high with apartment units located on the floors above the plaza. The primary use of
this entrance plaza will be access to the rental office and for drop-off and pickup of parcels, and is
not intended for resident access to the apartment complex. The proposed location of the
entrance plaza driveways onto Golden Hills Drive and Xenia Avenue is acceptable as proposed.
However, the City reserves the right to work with the Developer to address any traffic issues on
its street system that may develop as a result of the entrance plaza driveway locations.
There is an existing City sidewalk on the north side of Golden Hills Drive, extending from Xenia
Avenue westward to the bus stop discussed earlier in this review. The Developer has proposed
extending the sidewalk to the west parking lot driveway as part of the site improvements. This
will be owned and maintained by the City as part of the public pedestrian system in the Golden
Hills Area. This sidewalk may be constructed as part of the proposed public improvement project
discussed later in this review.
Golden Valley Comprehensive Plan identifies a future sidewalk on the south side of Laurel
Avenue between Xenia Avenue and Louisiana Avenue; and on the west side of Xenia Avenue
G:\Developments-Private\700_800 Xenia\FinaIPUD Review111313.docx
between Golden Hills Drive and Laurel Avenue. Therefore, as shown on the PUD plans, the
Developer will be required to construct a minimum six-foot wide concrete sidewalk along the
frontage of these streets as part of the PUD. These sidewalks will be owned and maintained by
the City following construction. These sidewalks may be included in the proposed public
improvement project discussed later in this review.
If constructed by the Developer, the design and construction of City sidewalks must be in
accordance with City standards and specifications and must incorporate all current state and
federal accessibility standards.
Based upon the plans submitted, it appears that the proposed sidewalks may impact the traffic
signal bases at laurel Avenue and Golden Hills Drive. Any modifications of the signal system
required by the Developer's improvements will be included in the proposed public improvement
project and the costs for the work will be specially assessed to the Developer.
The driveways onto City streets within this development must be designed and constructed to
City standards for commercial driveway aprons.
The Developer will be required to obtain a City Right-of-Way Management Permit for afl work
within City right-of-way.
Traffic Impacts and Access Mana�ement:
Consistent with the I-394 Overlay District, the City of Golden Valley has been studying traffic
impacts from potential redevelopments in the vicinity of Xenia Avenue and Golden Hills Drive for
a number of years. The original intersection study was performed by the City's consulting traffic
engineer at SEH, and has been updated as redevelopment proposals are considered. The study
performed in response this proposed PUD is dated September 4, 2013. The September 4th study
includes trip generation, distribution, and intersection capacity for the Xenia Avenue intersec-
tions with the north I-394 ramps, Golden Hills Drive and Laurel Avenue, and based upon trips
generated from this PUD as well as the recently approved Arcata PUD, and The 3.9.4 Apartments
PUD that has received preliminary approval from the City.
The September 4, 2013, SEH study determined that this proposed PUD will generate 1,551 trips
per day, including 130 trips during the AM peak hour and 163 trips during the PM peak hour.
The trips generated by the PUD currently being considered are less than those from previous
redevelopment proposals, which included significant commercial and office land uses in
combination with residential apartments on this site.
The September 4th study concluded that all existing intersections within the study area operate
at a Level of Service C or better in both the AM and PM peak hours with the projected traffic
added from this PUD, The Arcata Apartments, and The 3.9.4, Apartments included in the analysis.
The poorest performing movement at any of the intersections in the study area operates at a
Level of Service D, and all queues are contained within the storage lengths available in the
existing lanes.
G:\Developments-Private\700_800 Xenia\FinaIPUD_Review111313.docx
The intersection of Xenia Avenue and Golden Hills Drive is currently owned and operated by the
Minnesota Department of Transportation (MnDOT) because it was constructed as part of the I-
394 construction in the late 1980's. It is anticipated that the intersection will be turned back to
the City of Golden Valley in the near future, but MnDOT will retain operation of the signal system
in order to maximize the efficiency of the signals along the entire Xenia/Park Place corridor.
However, as part of the turn-back the City is partnering with MnDOT to make operational
changes ta the signal system to improve operations of the intersections. The planned
improvements include coordination of signals on the corridor between Golden Hills Drive and
Gamble Drive in St. Louis Park, modifications to signal timing and phasing, and installation of
flashing yellow arrows for all left turn movements at the intersection of Xenia Avenue and Golden
Hills Drive. As discussed in the SEH study, these improvements will provide a reduction in delay
times for all movements in the intersection.
The SEH study dated September 4, 2013, concludes that the current redevelopment proposals in
the vicinity of the Xenia Avenue and Golden Hills Drive intersection generate fewer daily trips
than previous scenarios that have been studied, and the generated volumes are below the
thresholds that would require significant capacity improvements at the intersection.
However, the current study, as well as studies performed in 2012, identifies improvements
throughout the corridor that will improve the roadway functions in the area. These
improvements include signing and striping; lane, median and curb line revisions; as well as
possible pedestrian and signal system modifications. In addition, the current PUD proposal
includes site plan issues that may impact traffic operations on the City streets adjacent to the
site, as discussed above. The City of Golden Valley reserves the right to implement a public
improvement project to Laurel Avenue, Xenia Avenue and Golden Hills Drive to implement any of
the above improvements to improve traffic operations and pedestrian movements resulting from
the overall redevelopment of the study area. Further, the Developer of this PUD must agree to
waive the right to appeal special assessments for these improvements, as part of the final PUD.
Proposed Area Wide Public Improvements:
As discussed earlier in this review, the traffic generated by recently approved and pending
redevelopment in the vicinity of Golden Hills Drive and Xenia Avenue is significantly lower than
previous development scenarios that included primarily office space. As a result, the scope of the
intersection capacity improvement anticipated in 2007 has been reduced and modified. However,
the high-density residential character of the new development coupled with the existing office
uses has resulted in new needs for pedestrian improvements in the Golden Hills Area. Therefore,
staff has been preparing concept plans for a public improvement project that addresses the
current and future needs in this area.
In addition to the traffic signal modifications that are discussed above and are currently being
made by MnDOT, the proposed public improvement project includes removal and replacement of
concrete curb and gutter in a number of locations to facilitate turning movements; improvements
to the existing pedestrian crossings at Xenia Avenue and Laurel Avenue, and Golden Hills Drive to
meeting current federal accessibility requirements; construction of additional sidewalks; and
pavement marking modifications. Staff is currently discussing the inclusion of the public
improvements that are required as part of this redevelopment with the Developer.
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In addition, the proposed public improvement project will include the construction of sidewalk on
the north side of Golden Hills Drive, extending westward to connect to existing sidewalk at
Colorado Avenue. The sidewalk connection will provide access to existing sidewalk facilities along
the I-394 corridor and provide access to the existing sidewalk and trail system along Laurel
Avenue. Although there is no existing sidewalk on the south side of Laurel Avenue, a sidewalk is
included in the Comprehensive Transportation Plan extending from Laurel Avenue to Louisiana
Avenue that will be constructed by the City in the future. An interim connection on the south side
of Laurel Avenue to connect to the sidewalk being installed by the Developer can be provided by
establishing a "Share the Road" zone, including no parking, on Laurel Avenue between the
railroad tracks and Colorado Avenue.
It is anticipated that costs for the public improvements that are immediately necessitated by any
of the recent developments in the Golden Hills Area (The Arcata, The 3.9.4. and The Xenia) will be
directly assessed to those properties. Other costs that can be attributed to the developments and
existing land uses in the area including office buildings and commercial uses, will be assessed to a
broader area of benefiting properties. These potential assessable costs include the accessibility
improvements, sidewalk construction, and pavement overlays discussed above.
Utilities•
There is adequate capacity in the municipal water supply to provide the domestic and fire flows
for this proposed PUD. There is an existing 12-inch watermain within Laurel Avenue and an eight-
inch watermain within Xenia Avenue that will provide flow to the development. The development
will utilize lateral extensions into the site from these mains that provided service to the former
Olympic Printing facilities previously occupying the property.
The Developer has revised its plans to show the extension of a new watermain along Golden Hills
Drive from Xenia Avenue westward and then south across Golden Hills Drive to connect to the
City watermain located on the north side of the Allianz property. This connection will ensure
adequate fire flows to the proposed hydrants and the Xenia development.This watermain
extension, including the fire hydrants, will become part of the City's water supply system and the
City will be responsible for maintenance of these facilities.
The plans submitted also include the installation of fire hydrants near the northeast and
northwest corners of the site that will become part of the City's water supply system.
There is adequate capacity within the City's existing sanitary sewer system to provide service to
this proposed PUD. However, the City's Comprehensive Sanitary Sewer Plan identifies a capacity
issue downstream of this site near the intersection of Laurel Avenue and Turners Crossroad. This
capacity issue was evaluated further in 2012, based upon the potential for redevelopment in the
Xenia Avenue and Golden Hills Drive area.
The 2012 analysis concluded that there is adequate capacity in the sanitary sewer system for the
development proposals currently being considered by the City, including this proposed PUD.
However, the additional flows generated by the pending and approved redevelopment proposals
is pushing the Laurel Avenue and Turners Crossroad capacity issue closer to its ultimate capacity.
G:\Developments-Private\700_800 Xenia\FinaIPUD_Review111313.docx
If this ultimate flow capacity is reached,the City may need to restrict redevelopment further west
along the I-394 corridor or modify the sanitary sewer alignment at Turners Crossroad and Laurel
Avenue to facilitate improved flow. It is also important to note that the 2012 study indicated that
the capacity issue can be significantly reduced if there is a substantial reduction of Inf(ow and
Infiltration (I/I)throughout the area tributary to the Laurel/Turners capacity issue. The reduction
of I/I in this area will result in an improvement in the sewer capacity, reduce the need to restrict
future redevelopment in the I-394 corridor, and the need for future capacity improvements at
Turners Crossroad and Laurel Avenue.
Sanitary sewer service to the proposed PUD will be provided by utilizing an existing service lateral
from Xenia Avenue. Consistent with City code,the Developer will be responsible for the
maintenance of the sewer service between the building and the City main in Xenia Avenue,
including the point of connection.
The proposed PUD must be compliant with the City's I/I Ordinance. Portions of the existing
sanitary sewer services to the site were brought into compliance with the ordinance as part of
the demolition of the Olympic Printing buildings. The entire service lateral for the new apartment
buildings will need to be inspected for I/I compliance and receive a Certificate of I/1 Compliance,
prior to occupancy of the buildings.
Stormwater Mana�ement:
This proposed PUD is located within the Sweeney Lake sub-district of the Bassett Creek
watershed and is therefore subject to the review and comment of Bassett Creek Watershed
Management Commission (BCWMC) for its water quality and rate control requirements. Because
Sweeney Lake is listed as an impaired water by the Minnesota Pollution Control Agency (MPCA),
the plans will also be reviewed for compliance with the adopted Total Maximum Daily Load
(TMDL) implementation plan for Sweeney Lake.
When the City constructed Xenia Avenue north of Laurel Avenue, a regional stormwater pond
was constructed in the northwest quadrant of Xenia and Laurel Avenues. This pond provides
runoff rate control and water quality volumes for a portion of the I-394 corridor, including this
proposed PUD. Therefore, there is no additional runoff rate control requir�d on site for this PUD.
Since the construction of the regional stormwater pond north of Laurel Avenue, there have been
additional water quality requirements that have been adopted by the BCWMC and the MPCA,
including non-degradation and volume control requirements. In order to comply with these new
standards, the Developer will be required to provide stormwater quality Best Management
Practices (BMPs) on site as part of the PUD. The Developer has proposed a sand filtratian system
along the western PUD boundary to provide filtration for a portion of the site, including a
significant portion of the parking ramp drainage. The Developer will own and maintain the
filtration system, including the drainage system located at the bottom of the proposed sand filter.
The filtration system will also be subject to the review and comments of the BCWMC for
compliance with its standards for water quality BMPs.
The Developer has also proposed the installation of two SAFL baffles in sump storm sewer
manholes located on the north and east boundaries prior to the discharge of the on-site storm
G:\Developments-Private\700_800 Xenia\FinaIPUD_Review111313.docx
sewer into the City system. The installation of SAFL baffles provides increased sediment removal
efficiencies and requires a minimum sump depth of four feet. The plans have been modified to
provide the required sump depth to accommodate the installation of the SAFL baffles.
Because the site being developed is larger than one acre, the Developer must obtain an MPCA
Construction Site Permit. A copy of this permit must be submitted to the Public Works
Department after it is obtained. The MPCA adopted new standards for this permit on August 1,
2013, that includes volume control. The Developer has submitted calculations to show that the
sand filtration system discussed above assists the site in achieving this standard.
This PUD is also subject to the City's Stormwater Management Ordinance. City approval of the
stormwater management plans must be completed prior to forwarding the plans to the BCWMC
for its review.
The Developer will be required to enter into a Maintenance Agreement with the City for the
proposed sand filtration system, the sump structures with SAFL baffles, and any other
stormwater BMPs determined necessary by the BCWMC and MPCA following review by
those agencies.
Tree Preservation and Landscapin�:
This proposed PUD is subject to the City's Tree Preservation Ordinance. The PUD plans identify
seven significant trees on site that are all being removed for the development. The landscape
plan submitted includes planting a significant number of trees throughout the development
that exceeds the mitigation requirements of the Tree Preservation ordinance; therefore, no
permit will be required. The Developer will be required to submit a cost estimate to furnish and
install the proposed landscaping as the basis for calculating the required landscaping security.
This information must be submitted before consideration and approval of the final plat.
Summarv and Recommendations:
Public Works staff recommends approval of the final plans for The Xenia Planned Unit
Development subject to the comments within this review, summarized as follows:
1. The drainage and utility easement along the east property line must be clearly shown on
the final plat to align with and encompass the existing Metro Council Environmental
Services sanitary sewer easement, as discussed within this review.
2. The Developer must enter into a Stormwater Maintenance Agreement for water quality
BMPs, as discussed within this review.
3. The sanitary sewer service laterals for the new apartment building will need to be
inspected for I/I compliance and receive a Certificate of I/I Compliance, prior to occupancy
of the buildings.
4. The Developer must agree to waive the right to appeal special assessments for
improvements on Golden Hills Drive, Xenia Avenue, and Laurel Avenue determined to be
necessary by the City to improve traffic operations and pedestrian movements adjacent
to the development.
5. Subject to the review and comments of the Bassett Creek Watershed Management
Commission and the Minnesota Pollution Control Agency, as discussed within this review.
G:\Developments-Private\700 800 Xenia\FinaIPUD_Review111313.docx
Approval is also subject to the review and comment of the City Attorney and other City staff.
C: Tom Burt, City Manager
Jeannine Clancy, Director of Public Works
Mark Kuhnly, Fire Chief
John Crelly, Deputy Fire Marshal
Gary Johnson, Building Official
Mike Kotila, SEH
Burt Tracy, Public Works Maintenance Manager
Kelley Janes, Utilities Supervisor
Eric Eckman, Public Works Specialist
Joe Fox, Water Resources Engineer
Mitch Hoeft, PE, Utility Engineer
Sue Virnig, Director of Finance
G:\Developments-Private\700_800 Xenia\FinaIPUD_Review111313.docx
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I�lanning Department
763-593-8�95!763-593-8109(fax)
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Date: November 12, 2013
To: Golden Valley Planning Commission
From: Mark W. Grimes, Community Development Director
Subject: Informal Public Hearing on Preliminary Plan for Minor Subdivision of
Eldridge 7th Addition (4824 Triton Dr.)—A.K.A.R.E. Companies (Rob Eldridge),
Applicant
Summary of Request
Rob Eldridge, president of A.K.A.R.E Companies is proposing to subdivide into three lots the
property at 4824 Triton Dr. , Outlot A of Eldridge 3`d Addition PUD No. 109, and Lot 5 of Eldridge
3rd Addition PUD No. 109. Currently, there is an existing house and detached garage located on
the 4824 Triton lot that would be removed. Lot 5 and Outlot A in Eldridge 3�d Addition PUD No.
109 are vacant. The two south lots in the proposed Eldridge 7th Addition (Lots 2 and 3) are
proposed to be 10,521 sq. ft. and 10,302 sq. ft. in area. Lot 1 will be over 25,000 sq. ft. in area.
The property is designated on the General Land Use Plan map for Low Density residential. The
property is zoned R-1 (Single-Family). In order for this Minor Subdivision to go forward, a
corresponding Minor PUD Amendment to PUD No. 109 will have to be approved.
Within proposed Eldridge 7th Addition, Lot 1 and 2 would have access to the Perry Ave N. cul-de-
sac and Lot 3 would have access to Triton Dr. The Perry Ave. N. cul-de-sac was constructed this
past year as part of the Eldridge 3�d Addition, PUD No. 109. As proposed by the Mr. Eldridge,the
three lots would not be in a PUD. Proposed Lot 1 of Eldridge 7th Addition would be taken out of
PUD No. 109. Mr. Eldridge would be the developer of both PUD No. 109 and Eldridge 7tn
Addition.
On November 13, 2013 I spoke with Mr. Eldridge about an issue I had with the proposed
Eldridge 7th Addition. He agreed with me that a change is necessary. I have attached a sketch of
the revision to Eldridge 7th Addition that is acceptable to the Planning Department. In the
original Eldridge 7th Addition submitted by Mr. Eldridge he proposed taking lot 5 of the
Eldridge 3�d Addition PUD No. 109 out of the existing PUD No. 109 and adding it to Eldridge 7tn
Addition.This cannot be done because the new Lot 1 of Eldridge 7th Addition (former Lot 5 of
Eldridge 3rd Addition PUD No. 109)cannot be taken out of the PUD due to special lot setbacks
and other requirements stipulated in PUD No. 109.Also, proposed Lot 1 of Eldridge 7thAddition
does not meet the requirements of the Zoning Code because it does not have 80 ft. of frontage
at the front setback line (35 ft. back from the right of way line).The City cannot approve a
subdivision that does not meet these requirements. lot 5 of Eldridge 3`d Addition can exist as
part of a PUD without the 80 ft. of width.The revision indicates that Outlot A, Eldridge 3'a
Addition PUD No. 109 will be taken out of Eldridge 3rd Addition PUD No. 109 and added to
Eldridge 7th Addition, and that a sliver of the north part of 4824 Triton Dr. parcel (about 1,200
sq. ft.)will be added to Lot 5 of Eldridge 3rd Addition PUD No. 109. These changes would be
done by a Minor PUD amendment discussed below. Please note that the Public Works Memo
from Jeff Oliver, PE, City Engineer, Eric Eckman, Public Works Specialist and Joe Fox,Water
Resources Engineer, assumes that the Minor Subdivision is being considered as submitted by
Mr. Eldridge. As stated above,the Planning Department has revised the plat with the approval
of Mr. Eldridge.The findings in the Public Works memo do not change and will be revised to
indicate the revised Eldridge 7th Addition when it goes to the City Council.
In order to make this Minor Subdivision work, there will have to be a corresponding amendment
to Eldridge 3�d Addition, PUD No. 109. This would be accomplished by a Minor PUD Amendment
that would eliminate Outlot A from the Eldridge 3`d Addition PUD No. 109 and add it to the 4824
Triton Dr. parcel. In addition,the Minor PUD Amendment would add a small portion of the north
part of 4824 Triton Dr. parcel to what is now Lot 5, Eldridge 3`d Addition PUD No. 109.This minor
PUD amendment would be considered by the City Council on January 7, 2014, at the same time
the final plat for the Minor Subdivision is scheduled to be considered by the City Council. (The
preliminary plan for the Minor Subdivision is scheduled to go to the City Council on December 17,
2013.)
Mr. Eldridge has applied for the Minor PUD amendment to request the changes to the PUD.
Qualification as a Minor Subdivision
The proposed two lot subdivision (as revised) qualifies as a Minor Subdivision because the
property located at 4824 Triton Dr. is part of a recorded plat (Lot 5 of Woodlawn Park). In
addition, this proposed subdivision will produce fewer than four lots and will not create need for
public improvements (such as street reconstruction.)The applicant has submitted the required
information to the City that allows for the subdivision to be evaluated as a minor subdivision.
Staff Review of Minor Subdivision
Staff has evaluated this lot subdivision request as a Minor Subdivision. His request creates two
lots that each exceeds the minimum lot requirements in the R-1 Single Family Residential Zoning
District. (Minimum requirements are that lots must be at least 10,000 square feet in area with 80
feet of width at the front yard setback line which is 35 feet from the street right-of-way.)The
corner lot has the required 100 ft. of frontage at the front setback line.
The applicant has submitted a survey for the property located at 4824 Triton Dr. that indicates
the proposed lot layout and setback boundaries following lot division. These documents provide
the City with information necessary to evaluate the Minor Subdivision.
City Engineer Jeff Oliver, PE, has submitted a memorandum dated November 13, 2014 regarding
recommendations from the Public Works Department concerning this request. Requirements set
forth in this memo are itemized in the staff-recommended action area of this report.
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision regulations, the following are the regulations
governing approval of Minor Subdivisions with staff comments related to this request:
1. Minor Subdivisions shall be denied if the proposed lots do not meet the requirements of
the appropriate zoning district. All proposed lots will meet the requirements set forth by the
R-1 Single Family Residential Zoning District after the Minor PUD Amendment is approved.
2. A Minor Subdivision may be denied if the City Engineer determines that the lots are not
buildable.The lots are located on an existing city street with all utilities.
3. A Minor Subdivision may be denied if there are no sewer and water connections available
or if it is determined by the City Engineer that an undue strain will be placed on City utility
systems by the addition of the new lots. Sewer and water connections are already provided
to the two proposed lots.
4. Approval of the Minor Subdivision may require the granting of certain easements to the
City.The final plat must show all necessary easements as required by the City Engineer and
City ordinances.
5. If public agencies other than the City have jurisdiction of the streets adjacent to the minor
subdivision,the agencies will be given the opportunities to comment. No other agencies
have authority to review this subdivision.
6. The City may ask for review of title if required by the City Attorney for dedication of certain
easements. The City Attorney will determine if such a title review is necessary prior to
approval of the final plat.
7. The Minor Subdivision may be subject to park dedication requirements. In this case, a park
dedication fee in the amount of$880 will be paid by the developer prior to final plat approval
as per the City's fee schedule.
Recommended Action
The Planning Department recommends approval of the two lot revision to Eldridge 7t"Addition
(Minor Subdivision)with the conditions listed below:
1. The City Attorney will determine if a title review is necessary prior to approval of the final
plat.
2. A park dedication fee in the amount of$880 shall be paid prior to final plat approval.
3. A Subdivision Agreement will be drafted for review and approval by the City Council that will
include issues found in the City Engineer's memo dated November 13, 2013.
4. The recommendations and requirements outlined in the memo from City Engineer Jeff Oliver
to Mark Grimes, Community Development Director shall become a part of this approval.
5. Approval is contingent on the approval by the City Council of a Minor PUD Amendment for
Eldridge 3�d Addition PUD No. 109 which adds Outlot A from PUD No. 109 to Eldridge 7tn
Addition and allow a portion of the north part of the 4824 Triton Dr. parcel (about 1,200 sq.
ft.) to be added to Lot 5, Eldridge 3rd Addition PUD No. 109.
6. The developer shall amend proposed Eldridge 7th Addition to reflect the changes proposed by
the Planning staff. This amendment keeps Lot 5, Eldridge 3rd Addition PUD No. 109 within the
PUD. Eldridge 7th Addition will only be a two lot subdivision comprising the 4824 Triton Dr.
parcel and Outlot A of Eldridge 3�d Addition PUD No. 109. This amendment shall be made
prior to review of the minor subdivision of Eldridge 7th Addition by the City Council.
7. All applicable City permits must be obtained prior to the development of the new lots.
8. This approval is subject to all other state,federal, and local ordinances, regulations, or laws
with authority over this development.
Attachments:
Location Map (1 page)
Memorandum from City Engineer Jeff Oliver dated November 13, 2013 (3 pages)
Planning Staff Revision of Site Plan (1 page)
Site Plans (5 pages)
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Public Works Department
7b3-593-8030/763-593-3988(fax)
Date: November 13, 2013
To: Mark Grimes, Director of Commu ity Development
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works Specialist
Joe Fox, EIT, Water Resources Engineer
Subject: Minor PUD Amendment— Eldridge 3�d Addition—PUD #109
Minor Subdivision —4824 Triton Drive—Eldridge 7th Addition
Public Works Staff has reviewed the application for a minor PUD Amendment to the Eldridge 3`a
Addition and the application for a minor subdivision, to be named Eldridge 7th Addition,
submitted by A.K.A.R.E. Companies. The PUD and Subdivision are located north of Triton Drive,
west of Orchard Avenue, south of Lowry Terrace, and east of Quail Avenue.
Eldridge 3rd Addition PUD was platted with five lots and an outlot. The developer recently
purchased an adjacent property at 4824 Triton Drive and seeks to incorporate this into the
development. Therefore, Eldridge 7th Addition will be comprised of this newly acquired property,
as well as Outlot A and Lot 5 of Eldridge 3rd Addition. The 7th Addition will consist of three single-
family lots. The southern boundary of Lot 5 in Eldridge 3rd Addition (named Lot 1 in the 7tn
Addition) will be adjusted slightly to the south, to allow for sufficient street frontage.
In Eldridge 7th Addition, Lots 1 and 2 have driveway access off Perry Avenue. lot 3 will have
driveway access off Triton Drive. City of Golden Valley Right-of-Way Permits will be required to
construct driveway aprons for each lot.
Water and sewer for Lots 1 and 2 will be provided by services that were constructed in Perry
Avenue, as part of the 3rd Addition. Lot 3 will utilize existing services on Triton Drive.
Compliance with Golden Valley's Inflow & Infiltration Ordinance for all three lots must be
obtained before Certificates of Occupancy can be issued. Lots 1 and 2 will need inspections after
construction of the homes is complete. The developer signed an Escrow Agreement and paid a
security deposit of$4,375, when he purchased 4824 Triton. The deposit will be returned once
new home construction on Lot 3 is complete and the sanitary service passes inspection.
G:\Developments-Private\Eldridge 3rd Add PUD 109\Minor Subd_Minor PUD Amend.docx
The proposed PUD and Subdivision are within the Main Stem sub-watershed of the Bassett Creek
Watershed. This project does not meet the threshold for review by the Bassett Creek Watershed
Management Commission. However, rate contro) and water quality requirements for the two
new lots were satisfied by the stormwater pond constructed as part of Eldridge 3rd Addition.
Each lot of Eldridge 7th Addition will be custom-graded at the time of home construction.
The developer will be required to obtain City of Golden Valley Stormwater Management Permits
for each lot.
Existing drainage and utility easements must be vacated as part of this development. The City
will initiate the easement vacation process and provide all public notices and notification letters.
As part of this process, the developer must provide exhibits to the City showing the existing
easements to be vacated and the proposed final plat. The developer must submit legal
descriptions of easements. The developer must complete an application for easement vacation at
the time the final plat is submitted.
Specifically, easements on the modified boundaries on the south side of Lot 5, as well as the
easement covering Outlot A, of Eldridge 3rd Addition must be vacated. The easements in
Woodlawn Park Lot 5, which is the property at 4824 Triton Drive, must also be vacated.
The City's Subdivision Ordinance requires 10-foot drainage and utility easements on all plat
boundaries and 12-foot easements centered on all interior lot lines. The final plat for this
development must include easements on all property lines, consistent with the City's
Subdivision Ordinance.
The original Eldridge 3rd Addition was two-phase development. A Tree Preservation Permit was
required for Phase 1 which included initial site grading, as well as road and utility installation.
This Phase 1 permit required tree replacements to be planted throughout the 3`d Addition, Lots 1
through 5. In Phase 2, the developer was required to acquire individual Tree Preservation Permits
for each of the five lots in Eldridge 3�d Addition. These permits identify tree protection and
mitigation, if additional trees are to be removed when the homes are built.
A Phase 1 Tree Preservation Permit will not be necessary for the Eldridge 7th Addition develop-
ment project. However, each of the Eldridge 7th Addition lots will require an individual Tree
Preservation Permit prior to construction.
The plans for Eldridge 7th Addition must show watermain service to each proposed home on a
utility plan.
The Final PUD Plan Review memo for Eldridge 3rd Addition, dated August 22, 2012, stipulated that
the owner of Lot 5 would be required to sign an agreement to maintain Outlot A. Since the outlot
will be incorporated into the lots of Eldridge 7th Addition, this agreement is no longer necessary.
Public Works staff recommends approval of the proposed Eldridge 3rd Addition minor PUD
Amendment and Eldridge 7t"Addition minor Subdivisian, subject to the comments contained in
this review and subject to the comments of other City staff.
C: Jeannine Clancy, Director of Public Works
Mark Grimes, Director of Community Development
Mark Kuhnly, Chief of Fire and Inspections
AI Lundstrom, Parks Maintenance Supervisor and City Forester
Gary Johnson, Building Official
John Crelly, Deputy Fire Chief
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